Two-Family Residential Income
For Sale
$849,000
Pending
22 Scott St, Woburn, MA 01801
Updated two-family property with two- and three-bedroom units, including screened and farmer’s porches.
Property Size2,454 SF
Days on Market121
Property Features for 22 Scott St
General Information
Standard status
Pending
Size
2,454 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Zoning
R-2
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,525
Building Details
Building Size
2,454 SF
Year Built
1900
Year Renovated
2022
Stories
3
Units
2
Listing Agency:
EDGE Realty Advisors
(617) 477-0601
Listed By:
Josh Bryan
(617) 459-8902
Source:
Alliancepartnersre
Added: May 8
Changed: Sep 3
Last Checked: Jul 21 at 3:13AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of EDGE Realty Advisors
Investment Insights
Based on property information with market context.
This well-maintained two-family home offers two distinct residential units with separate layouts. The first-floor unit includes two bedrooms with original decorative marble fireplaces, an updated kitchen and bathroom, and a screened-in back porch. The second-floor unit features three bedrooms, a renovated kitchen and bathroom, and a transitional room suitable for use as a dining area or home office, along with a farmer’s porch. Additional space may be available through expansion into the walk-up attic for extra living space or storage.
The property is located in Woburn, described as being just steps from Woburn Center, with convenient access to Routes 93 and 128 and the Anderson Commuter Rail Station.
Reported major updates include heating, electrical, and plumbing (2015), kitchen updates (2019), and a newer roof (2022).
The property is located in Woburn, described as being just steps from Woburn Center, with convenient access to Routes 93 and 128 and the Anderson Commuter Rail Station.
Reported major updates include heating, electrical, and plumbing (2015), kitchen updates (2019), and a newer roof (2022).
Key Highlights
- Two‑family home built in 1900 with two- and three‑bedroom unit layouts
- First‑floor unit: 2 bedrooms with original decorative marble fireplaces, updated kitchen and bathroom, plus screened‑in back porch
- Second‑floor unit: 3 bedrooms, renovated kitchen and bathroom, plus transitional room for dining or home office and farmer’s porch
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$51,928
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.12%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,038,560
$1.0M
Cap Rate 7%
$741,829
$741.8K
Cap Rate 9%
$576,978
$577.0K
Market Conditions
NOI Build-Up for 2,454 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$78.0K $31.80/SF
− Vacancy
−$3.9K −$1.57/SF
EGI
$74.2K $30.23/SF
− OpEx
−$22.3K −$9.07/SF
NOI
$51.9K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,038,560
Cap Rate 7%
$741,829
Cap Rate 9%
$576,978
Alternative Uses
Best Use
Multifamily LT 5
$741.8K
$649.1K – $865.5K
NOI $51,928 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$697.5K
$610.3K – $813.8K
NOI $48,826 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$1.45M
$1.27M – $1.69M
NOI $101,693 @ 7.0% cap · market cap 11.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
947
Businesses Nearby
Explore this area
Business Placement
Demographics for 01801, MA
40,891
Population
16,982
Households
2.4
Avg Household Size
41
Median Age
47%
College-Educated
94%
High-School Grad
12.7 sq mi
ZIP Area
3,220
Density / Sq Mi
$107,754
Median Household Income
$60,637
Median Earnings
$2,190
Median Rent
$641,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated two-family property with two- and three-bedroom units, including screened and farmer’s porches.
Where is this duplex located?
The property is located at 22 Scott St Woburn, MA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Two‑family home built in 1900 with two- and three‑bedroom unit layouts; First‑floor unit: 2 bedrooms with original decorative marble fireplaces, updated kitchen and bathroom, plus screened‑in back porch; Second‑floor unit: 3 bedrooms, renovated kitchen and bathroom, plus transitional room for dining or home office and farmer’s porch
